12508 KARASU DR 78653
| Owner | NGUYEN THAO M |
|---|---|
| Parcel ID | 0250400104 |
| Short ID | 953664 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,382 SF |
| Land SF | 8,621 SF |
| Acres | 0.198 |
| Year Built | 2022 |
| Legal | LOT 12 BLK F EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $113,103 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $113,103 |
| Improvement | $360,462 |
|---|---|
| Total Improvement | $360,462 |
| Market | $473,565 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $473,565 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $473,565 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $473,565 |
Appreciation: Market value has risen +847.1% from $50,000 (2022) to $473,565 (2025), a CAGR of 111.6% over 3 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +53.5%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,431. Manor ISD is the largest single contributor, at 45.4% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 24% of market value ($113,103 land vs $360,462 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $473,565, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +73.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $7,051,441 by 2031, with an estimated annual tax burden around $13,601. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,382 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,382 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 378 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 189 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $3,607.17 | $3,607.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,985.25 | $1,985.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,423.90 | $1,423.90 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $484.50 | $484.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $447.13 | $447.13 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $7,947.95 | $7,947.95 | Paid |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $451,043 | $473,565 | -4.8% |
| Assessed Value | $451,043 | $473,565 | -4.8% |
| Land Value | $111,034 | $113,103 | -1.8% |
| Improvement Value | $340,009 | $360,462 | -5.7% |
| Taxable Value | $451,043 | $473,565 | -4.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$9,935
Estimated
|
~$7,948
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $451,043 | $111,034 | $340,009 | — | $451,043 | $451,043 | Not yet — post-cert | Preliminary |
| 2025 | $473,565 | $113,103 | $360,462 | — | $473,565 | $473,565 | ~$7,948 | Partial |
| 2024 | $487,768 | $110,000 | $377,768 | — | $487,768 | $390,214 | $8,311 | Verified |
| 2023 | $212,999 | $100,000 | $112,999 | — | $212,999 | $212,999 | $3,574 | Verified |
| 2022 | $50,000 | $50,000 | — | — | $50,000 | $50,000 | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2025 | -2.9% | -2.9% | ~100% | Not available | Partial |
| 2024 | +129.0% ! | +129.0% | ~100% | No billing data | Verified |
| 2023 | +326.0% ! | +326.0% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +847.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.8% | +111.8% | +73.3% | +326.0% | 2023 | -4.8% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,948 | $5,250 | ~$12,067 | $8,311 | 2024 | $1,165 | 2022 |
Market value changed by 326% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$781,682 | ~$496,147 | ~2.1366% | ~$10,601 | +73.3% |
| 2028 | ~$1,354,696 | ~$545,762 | ~2.0705% | ~$11,300 | +200.3% |
| 2029 | ~$2,347,761 | ~$600,338 | ~2.0045% | ~$12,034 | +420.5% |
| 2030 | ~$4,068,796 | ~$660,372 | ~1.9384% | ~$12,801 | +802.1% |
| 2031 | ~$7,051,441 | ~$726,409 | ~1.8723% | ~$13,601 | +1463.4% |
| 2027 | ~$772,661 | ~$496,147 | ~2.2027% | ~$10,929 | +71.3% |
| 2028 | ~$1,323,609 | ~$545,762 | ~2.2027% | ~$12,021 | +193.5% |
| 2029 | ~$2,267,414 | ~$600,338 | ~2.2027% | ~$13,224 | +402.7% |
| 2030 | ~$3,884,201 | ~$660,372 | ~2.2027% | ~$14,546 | +761.2% |
| 2031 | ~$6,653,845 | ~$726,409 | ~2.2027% | ~$16,001 | +1375.2% |
| 2027 | ~$790,703 | ~$496,147 | ~2.1036% | ~$10,437 | +75.3% |
| 2028 | ~$1,386,144 | ~$545,762 | ~2.0045% | ~$10,940 | +207.3% |
| 2029 | ~$2,429,985 | ~$600,338 | ~1.9054% | ~$11,439 | +438.7% |
| 2030 | ~$4,259,893 | ~$660,372 | ~1.8062% | ~$11,928 | +844.5% |
| 2031 | ~$7,467,821 | ~$726,409 | ~1.7071% | ~$12,401 | +1555.7% |
In 2025, this property's market value of $473,565 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $473,565 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $487,768 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $212,999 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $50,000 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2022–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |